First Floor, 116 Cambridge Road, Ilford, IG3 8LY

UPRN:10034915333Flat/Maisonette1 bedsBuilt 1930-1949

LeaseholdCouncil Tax: -EPC: C (74)

Data freshness:Listing· freshPlanning· 1mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

First Floor, 116 Cambridge Road, Ilford, IG3 8LY

HP Score

/ 100

Strong

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£249,000

£236k - £261kHigh

Estimate

£249k

Range

£236k – £261k

Rent Estimate (pcm)

£1,150

£1k - £1k

Monthly

£1,150

Yield

6.00%

Verdict

Derived from HomePortfolio scores

First Floor earns an INVESTIGATE rating with HP Score 81/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (81/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)Defra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

81/ 100

Strong

Investment Score

71/ 100

High

Crime Score

21/ 100

Moderate

Walkability

81/ 100

High

Transit & Bike

Transit 23Bike 51

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 9 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +7.6% (HIGH), sold-comps +37.3%, £/sqft +37.4%] → measured edge +0.50pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 14 Nov 2026
- valuation_snapshotsestimate for 10034915333· as of 14 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.2%· as of 10 Nov 2026
Rental economics6.8/40
gross yield 6.0%; range width penalty ×0.85
- valuation_snapshotsrent estimate 1150/mo (range 1050-1250)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -255/mo, -22% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 9 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 95 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 9 Nov 2026
Risk & liquidity0/15
lease 50 years (under 80): most lenders refuse it - risk scores nothing; 161 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo
- listing_factslease 50 years remaining (advert)· as of 9 Nov 2026

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£172,500£264,500

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£230,000

At the asking price

Monthly rent£1,150/mo

Evidenced range £1,050-£1,250

Interest rate5.4%

Loan to value75%

Cash required: £72,400
Net cash flow: £20/mo
Cash on cash: 0.3%
Score at this price: 9

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.48 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 10034915333Valuation edge · as of 14 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.2%Valuation edge · as of 10 Nov 2026
valuation_snapshotsrent estimate 1150/mo (range 1050-1250)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 9 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 Nov 2026

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 1150/mo (range 1050-1250)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
3. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£249,000

Rent Estimate (pcm)£1,150

Gross Yield6.00%

1y Growth-13.2%

3y Growth+0.3%

5y Growth+1.7%

10y Growth+2.3%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2IG3 8LY

Approval Rate

-12mo

Development

low

2863/26
Detached rear outbuilding (summary)
Pending
2866/26
Single storey and part first floor rear extensions. Alterations to roof profile. (Summary).
Pending
2803/26
Change of use of single dwelling to small HMO (C4) (summary)
Rejected

View Planning Timeline

Ownership

Corporate Ownership64.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,190

Population Density14,432 /km²

Owner Occupied56%

Age Distribution

0-15 24%16-64 66%65+ 10%

View Area Profile

Schools Nearby

Downshall Primary School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Aldborough Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Palmer Catholic Academy
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Aidan's Catholic Primary Academy
0.3 mi
Good

2 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

88 Cambridge Road
-
£289k
-
108 Cambridge Road
-
£615k
-
113 Cambridge Road
-
£500k
-
101 Cambridge Road
-
£541k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN